SELECTING & WORKING WITH YOUR BUILDER

#1 - CHOOSE YOUR BUILDER CAREFULLY

Check that the builder you are considering is a LBP (Licensed Building Practitioner)
Before you decide who to use ask for references & look at similar projects that they have built. This is essential even if it is a friend or they have come recommended.
Ask the owner about the builder’s communication, co-ordination of subcontractors, quality of work and were they kept updated on progress & any items affecting cost.
Make sure the builder specialises in similar work to your project. Renovations are different to new builds and have different challenges.
Check who will be working on your project as it is not necessarily the person pricing the job especially for larger companies as they have someone pricing who isn’t on the tools.
Problem solving and good communication are key as this saves money and time when unforeseen issues arise. Therefore getting the right builder is critical.

A fixed price quote is preferable for building work as it gives you a fixed price based on the work shown on your drawings, but always allow a contingency sum no less than 10%of the quoted price to allow for unforeseen items.
This is especially important for renovations, where you can’t see the existing structure and services until demolition has happened and you are often in for a surprise as there can be rotten framing or services needing upgrading.
Check how often the contractor invoices so you can plan your cashflow and arrange any bank loans. Invoicing can be weekly, fortnightly or monthly, depending on the size of the job and what you agree with the contractor.
Ask the contractor to confirm their hourly rates for the building work and also for subcontractors so there are no surprises for how variation are charged.
Clarify and agree the margin the builder will charge to co-ordinate the subcontractors. This can vary from 10-15%
I would only recommend working with a builder on a charge up basis if you have complete faith in the builder. If you do this ask for a detailed estimate on the following - demolition, building work, plumbing, electrical, waterproofing, tiling and any other subcontractors necessary to do the work.

Builders can often be reluctant to put a programme in writing, my advice is to insist on this before work starts. This is a key component of the job running smoothly. The programme should be updated as work progresses to reflect any delays or additional work.
You need to know the sequence of events and when the different sub trades will be needed on site.This makes it easier for you to plan and minimise the inconvenience especially if you have to move out. Aspects of the work could affect your access, demolition taking away materials or when materials or fittings are delivered. If you are on a shared driveway it also impacts on your neighbours.
Having a programme will identify when you need to provide fittings that you are supplying , bathroom fittings, lighting and tiling are commonly client supplied items.If they aren’t on site when needed this can delay programme. Bear in mid there is often a lead-in time on fittings, tiles and lighting so order well in advance.
Builders often avoid putting a programme on paper but it is very valuable for them too as it highlights critical areas of the project that may hold the job up so it means they can anticipate and plan ahead for these potential hold ups.This is important for the overall project as delays add time and cost.

The plumber rand electrician need to see your plumbing and electrical fittings as soon as demolition is completed and before they start pre-plumbing & pre-wiring. This is critical to get the correct heights and placement of fittings, ensure water inlets and outlets are in the correct position eg toilet cistern water supply.Cisterns are all different with inlets in varying positions and once the walls are lined it is too late to make changes.
Check availability of all fittings well in advance as lead-in times vary even if fittings are off the shelf. This applies to vanities where the lead-in might be 3-6 weeks.
The builder needs to see fittings so that they can put extra support in the walls for them. A vanity may be wall or floor mounted and requires fixing in the correct position.This also relates to towel rails, toilet roll holders and other accessories, if you don’t they will be wobble.This often gets overlooked so check with your builder before the walls are lined.
Don’t let the cabinetmaker drill any holes in the vanity top without seeing the tap. The length of the tap spout will determine where it is situated.

Once your bathroom project is finished, thoroughly check everything has been completed correctly and make a list of any remedial items.Get these done before you pay the final invoice.
Look into whether a Building Consent is required. If you are increasing the number of plumbing fittings, moving load bearing walls or tiling you would need a Building Consent for any of these items.
If a Building Consent was required make sure your builder obtains a Code of Compliance for the work. He will need to apply for this.Keep a copy for your records.
Ask your builder for a list of all subcontractors who worked on the project so that you have their contact details for any maintenance work in the future.
Get written warranties on workmanship and Producer Statements from all subcontractors
Ask suppliers for maintenance instructions on cleaning any special surfaces. The suppliers may recommend special cleaning products.